33 Mansfield Dr · Bella Vista, AR 72714

$365,000

3 bd · 2.0 ba · 1,812 sqft · SingleFamily public records · 1 Days on market

Built 2003 0.30 ac lot Est $428k · 15% under

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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).

• ARV discount +14.1/15.0
• Cash flow +10.0/30.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0

Listing remarks

Pre-inspected and meticulously mechanically maintained, this 3/2/2 South Bella Vista home delivers efficiency, flexibility, and peaceful living in one of the area’s most desirable pockets. Featuring geothermal heating & cooling, sewer service, brand new architectural shingle roof (5/26), and 9’ ceilings throughout, this 1,812 SF split-floor-plan home keeps utility bills civilized while life stays comfortable. Dining room easily converts to a 4th bedroom, office, den, or hobby space. Located minutes from Bentonville near Metfield Golf Complex, Blowing Springs Greenway, and the Back 40 trails, this location feels tucked away while keeping everything nearby. Features include

Key facts

• Split-floor-plan
• Walk-in closets
• Geothermal heating

Tags

• GEOTHERMAL HEATING
• SPLIT-FLOOR-PLAN
• WALK-IN CLOSETS
• ALL-BRICK EXTERIOR
• REAR DECK

Property features AI

Finance

• Other: Annual tax amount available
• HOA & community: Monthly association fee

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Electricity available; Public water; Sewer available
• Home design: Single-story; Brick construction; Architectural shingle roof; Crawlspace foundation
• Construction: Built with brick; Architectural shingle roof; Crawlspace foundation
• Exterior features: Concrete driveway; Partial backyard fencing; Back yard fencing; Public road frontage; Subdivision lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Microwave hood fan; Garbage disposal; Pantry; Eat-in kitchen
• Bedrooms: Split bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Geothermal heating; Geothermal cooling
• Interior features: Attic; Ceiling fans; Eat-in kitchen; Pantry; Split bedroom layout; Storage; Walk-in closet(s); 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 $365k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $326k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (32.8% below list).
• Recommended offer: $245k (32.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: 484 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $8k of equity ($3k loan paydown + $5k 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 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $133k; list at $365k implies a 174% gain — meaningful room to come down on a strong offer.

Recommended offer $245,335 (32.8% 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. 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: 0.67% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $427,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Mansfield Dr	0.01mi	3/2.0	1,777 (-2%)	1mo	$360,000	$203	95
13 Coventry Dr	0.33mi	3/2.0	1,686 (-7%)	2mo	$329,900	$196	72
41 Melanie Dr	0.54mi	3/2.0	1,816 (+0%)	5mo	$470,942	$259	70
5 Thirsk Ln	0.46mi	3/2.0	1,872 (+3%)	4mo	$359,900	$192	70
86 Melanie Dr	0.63mi	3/2.0	1,715 (-5%)	1mo	$405,000	$236	61
9 Thirsk Ln	0.48mi	3/2.0	1,642 (-9%)	2mo	$405,000	$247	61
6 Dillow Ln	0.63mi	4/2.5 (+1)	1,816 (+0%)	3mo	$450,000	$248	61
32 Westbury Dr	0.73mi	3/2.0	1,741 (-4%)	3mo	$426,500	$245	57
10 Thirsk Ln	0.46mi	3/2.0	1,612 (-11%)	3mo	$345,000	$214	57
8 Charing Dr	0.62mi	4/2.0 (+1)	1,900 (+5%)	2mo	$449,000	$236	56
35 Witherby Dr	0.69mi	3/2.0	1,661 (-8%)	0mo	$360,000	$217	54
7 Mary Ann Ln	0.65mi	3/2.0	2,070 (+14%)	2mo	$375,000	$181	44

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: -0.1%
• Equity multiple: 0.99×
• Total profit: $-565
• Equity at exit: $131,969

10-year hold

• IRR: 4.4%
• Equity multiple: 1.57×
• Total profit: $57,766
• Equity at exit: $181,217

Cash invested: $102,200 (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: 12.4×

Monthly cashflow live

• Estimated rent: $2,453 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-222

Break-even live

Break-even rent $2,734

Max offer price $325,815

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-119	+0% $-222	+5% $-325	+10% $-428
Rent	-10% $-416	-5% $-319	+0% $-222	+5% $-125	+10% $-28
Rate	-1.0pp $-38	-0.5pp $-129	base $-222	+0.5pp $-316	+1.0pp $-413

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: $91,250
• Closing costs: $10,950
• 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	0.48mi
4 Sibsey Cir Unit 1230868P Bella Vista, AR	3.0	2.0	1765	$3,469	$1.97	23d	1	0.50mi
34 Witherby Dr Bella Vista, AR	4.0	3.0	2225	$2,295	$1.03	25d	1	0.64mi
4 Kemble Cir Bella Vista, AR	3.0	2.0	1376	$1,850	$1.34	25d	1	1.20mi
12 Sunderland Dr Bella Vista, AR	3.0	2.0	1650	$1,700	$1.03	25d	1	1.37mi
9 N Cerney Ln Unit 1297034P Bella Vista, AR	3.0	3.0	2497	$2,340	$0.94	16d	1	1.50mi

Listing history 3 events

1. 2026-05-24
   status Pending
2. 2026-05-22
   listed $365,000 Active
3. 2003-08-04
   soldstatus $133,000

ⓘ 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: $1,125 · $94/mo
• Projected year-2 tax: $2,336 · $195/mo
• Expected delta: +$1,211/yr (+$101/mo · 107.6%)

ⓘ 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 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: $29,440
• − Mortgage interest: −$20,446
• − Property taxes: −$1,125
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,355
• − Management: −$2,355
• − Depreciation: −$10,618
• Taxable loss: −$9,284
• Est. tax savings @ 24.0%: +$2,228
• After-tax cash flow: $-434/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

+174.4% since first listed

3 events — show timeline

• 2026-05-24 Pending — NWARMLS
• 2026-05-22 Listed $365,000 NWARMLS
• 2003-08-04 Sold (Public Records) $133,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $1,125 · -7.4% YoY. Source: county tax records.