3 Mellor Ct · Bella Vista, AR 72715

$250,000

3 bd · 2.0 ba · 1,320 sqft · Townhouse public records · 12 Days on market

Built 1977 2,613 sqft lot Est $216k · 15% over

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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 +14.6/30.0
• Schools +5.2/10.0
• DSCR +4.5/10.0
• 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 +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Main floor master, private patio overlooking wooded common area, close to BV Country Club, Town Center, Golf Course, Tanyard Creek driving range, walking trails and Lake Windsor and Avalon. Affordable, easy living, lawn care included in Townhouse, Asc dues. updated paint in & out, newer water heater, updated landscaping, ready for new owners.

Key facts

• Golf courses
• Family room
• Lakes

Tags

• PRIVATE PRIMARY SUITE
• FAMILY ROOM
• EXTENSIVE TRAIL SYSTEM
• GOLF COURSES
• LAKES
• PARKS

Property features AI

Finance

• HOA & community: Homeowners association (BVPOA & Townhome POA) with monthly dues; Association maintains grounds; Community amenities: clubhouse, golf, playground, pool, tennis courts, trails/paths

Exterior

• Parking: Concrete driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available
• Home design: 2-story home; Entry facing unknown
• Construction: Masonite exterior; Architectural shingle roof; Slab foundation; Age unknown
• Exterior features: Concrete driveway; Enclosed patio; Patio; Back yard fencing; Lot in a subdivision; Cleared and landscaped; Central business district nearby; Paved public/shared road frontage; Community pool

Interior

• Kitchen: Dishwasher; Electric cooktop; Garbage disposal; Electric water heater
• Flooring: Carpet; Laminate; Simulated wood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Granite counters
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $60 ($725/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 (20.7% below list).
• Recommended offer: $198k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 838 active listings in the ZIP; 5 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $58k; list at $250k implies a 329% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,304 (20.7% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.79% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $216,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Dogwood Dr	0.07mi	3/1.5	1,313 (-0%)	8mo	$215,000	$164	87
5 Mellor Ln	0.06mi	3/1.5	1,390 (+5%)	6mo	$238,000	$171	81
25 Nantucket Dr	0.09mi	2/1.5 (-1)	1,300 (-2%)	12mo	$169,500	$130	76
4 Nantucket Dr	0.06mi	3/2.0	1,172 (-11%)	6mo	$239,000	$204	74
38 Dogwood Dr	0.08mi	2/1.5 (-1)	1,280 (-3%)	15mo	$230,000	$180	72
13 Nantucket Dr	0.07mi	3/2.0	1,504 (+14%)	7mo	$222,000	$148	68
35 Dogwood Dr	0.08mi	2/1.5 (-1)	1,456 (+10%)	7mo	$199,000	$137	67
23 Nantucket Dr	0.07mi	3/2.0	1,504 (+14%)	11mo	$217,500	$145	64
26 Annette Ln	0.11mi	2/2.0 (-1)	1,504 (+14%)	4mo	$212,000	$141	63
23 Dogwood Dr	0.04mi	2/1.5 (-1)	1,152 (-13%)	8mo	$216,900	$188	63
21 Mellor Ln	0.07mi	3/2.0	1,488 (+13%)	15mo	$220,000	$148	63
26 Norwood Dr	0.72mi	3/2.0	1,252 (-5%)	6mo	$285,000	$228	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-36,768
• Equity at exit: $37,276

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-27,492
• Equity at exit: $21,615

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 72715

• Home prices YoY: -6.6%
• Active inventory: 838
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,983 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$91 /mo · $1,092/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $60

Break-even live

Break-even rent $1,907

Max offer price $250,000

Occupancy floor 92%

Sensitivity live

Price	-10% $202	-5% $131	+0% $60	+5% $-10	+10% $-81
Rent	-10% $-96	-5% $-18	+0% $60	+5% $139	+10% $217
Rate	-1.0pp $186	-0.5pp $124	base $60	+0.5pp $-4	+1.0pp $-70

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Annette Ln Bella Vista, AR	3.0	2.0	1520	$1,650	$1.09	16d	1	0.10mi
27 Shropshire Dr Bella Vista, AR	3.0	3.0	1822	$2,250	$1.23	15d	1	0.77mi
26 Purfleet Dr Bella Vista, AR	3.0	2.0	1276	$1,575	$1.23	16d	1	1.27mi
4 Tilbury Ln Bella Vista, AR	3.0	2.5	1742	$1,850	$1.06	15d	1	1.28mi
9 Purfleet Dr Unit 1366492P Bella Vista, AR	3.0	2.0	1625	$3,392	$2.09	15d	1	1.37mi

Listing history 8 events

1. 2026-06-22
   days on market $250,000 Active 12 DOM
2. 2026-06-18
   days on market $250,000 Active 9 DOM
3. 2026-06-17
   days on market $250,000 Active 8 DOM
4. 2026-06-16
   days on market $250,000 Active 7 DOM
5. 2026-06-15
   days on market $250,000 Active 6 DOM
6. 2026-06-14
   days on market $250,000 Active 4 DOM
7. 2026-06-10
   remarks 693-char remark
8. 2026-06-10
   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: $1,092 · $91/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$508/yr (+$42/mo · 46.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,796
• − Mortgage interest: −$14,004
• − Property taxes: −$1,092
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$7,273
• Taxable loss: −$3,629
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $1,596/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): 17,288
• Household income: $82,447
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 107.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 12% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 4% Slovak 4% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% 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: ▼ -21.53%
• Current HPI: 304.946
• 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

+212.5% since first listed

6 events — show timeline

• 2026-06-09 Listed $250,000 NWARMLS
• 2014-09-23 Sold (Public Records) $58,300 Public Records
• 2014-09-19 Sold (MLS) $58,300 NWARMLS
• 2014-08-01 Listed $55,000 NWARMLS
• 2007-06-25 Sold (Public Records) $92,000 Public Records
• 2005-03-01 Sold (Public Records) $80,000 Public Records

Property tax history

+13.0%/yr

Latest (2025): $1,092 · +9.8% YoY. Source: county tax records.