1413 Cannon Ln · Cave Springs, AR 72718

$680,000

5 bd · 3.5 ba · 2,498 sqft · SingleFamily public records · 28 Days on market

Built 2020 10,454 sqft lot Est $597k · 14% over $46/mo HOA · 1% of rent

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Why this score? — see what drove the F 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
• Cash flow +5.4/30.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This 5 bedroom, 3.5 bath home offers plenty of open space with ample natural light and an ensuite upstairs. Constructed by Buffington Homes in Allen's Mill subdivision, floor plan is a Gramercy with the bump out in the master bedroom. When you enter the home you will find an open concept kitchen and expansive living and dining areas. Around the corner is a private owner’s retreat with a gorgeous bay window for added space and natural light. Upstairs, there is a secondary living room with plenty of space to enjoy, as well as 3 bedrooms and 2 full bathrooms. In the back, you can enjoy an extended covered patio with a view of the community pond and trees. Minutes away from the newly built Mt. Hebron park, and zoned Bentonville School. Tankless gas hot water heater and Google Home secureity system will convey. Come tour this wonderful home!

Key facts

• Open-concept kitchen
• Bay window bump-out
• Community pond

Tags

• PRIVATE OWNERS RETREAT
• BAY WINDOW BUMP-OUT
• OPEN-CONCEPT KITCHEN
• EXTENDED COVERED PATIO
• COMMUNITY POND
• NEIGHBORHOOD POOL

Property features AI

Finance

• HOA & community: Homeowners association (Allens Mill); HOA fee $550 annually; Community playground, park, pool, and sidewalks

Exterior

• Parking: Attached garage with automatic door opener; 3 covered parking spaces
• Security: Security system; Fire alarm; Smoke detectors
• Utilities: Public water; Electricity available; Natural gas available; Cable available
• Home design: 2-story home; North-facing
• Construction: Brick and Masonite construction; Architectural shingle roof; Block foundation; Slab foundation; Built with masonry and siding materials
• Exterior features: Covered patio; Concrete driveway; Storage structure; Community pool; Playground and park nearby; Sidewalks; Cleared, landscaped, level yard; Subdivision setting; Public road frontage; Backyard privacy wood fence

Interior

• Kitchen: Dishwasher; Electric oven; Gas range; Microwave; Granite counters
• Flooring: Carpet; Tile; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); ENERGY STAR qualified heating equipment; Central electric air conditioning
• Interior features: Attic; Ceiling fans; Granite counters; Storage; Window treatments; Double-pane vinyl windows; Blinds
• Laundry & utility: Tankless water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $680k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $419k (38.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $373k (45.2% below list).
• Recommended offer: $373k (45.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#41 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, schools D, 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: 111 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $73k of equity ($5k loan paydown + $68k 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 ~$117k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($670k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

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 $372,537 (45.2% 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. 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.55% ✗
• Cap rate: 3.69%
• Cash-on-cash: -9.30%
• DSCR: 0.59
• GRM: 15.2

CMA / ARV

• ARV (on-the-fly): $597,022
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 Post Way	0.30mi	4/2.5 (-1)	2,477 (-1%)	0mo	$615,000	$248	75
5900 S 67th St	0.35mi	4/3.0 (-1)	2,473 (-1%)	0mo	$560,000	$226	75
1013 Charing Cross	0.44mi	4/2.5 (-1)	2,531 (+1%)	0mo	$570,000	$225	68
807 Bellmara Cir	0.52mi	4/3.0 (-1)	2,510 (+0%)	2mo	$581,000	$231	67
1425 S Hampton Xing	0.33mi	4/2.5 (-1)	2,264 (-9%)	1mo	$529,000	$234	59
906 Charing Cross	0.59mi	4/3.0 (-1)	2,425 (-3%)	2mo	$587,000	$242	59
6201 Tumbler Rdg	0.66mi	4/3.0 (-1)	2,403 (-4%)	1mo	$575,000	$239	55
6414 S 63rd St	0.39mi	4/3.0 (-1)	2,830 (+13%)	1mo	$707,000	$250	52
1010 Chancery Ln	0.41mi	4/3.5 (-1)	2,857 (+14%)	2mo	$679,000	$238	50
6614 W Braebourne Dr	0.60mi	4/2.0 (-1)	2,344 (-6%)	1mo	$575,000	$245	50
5603 Lakewood Dr	0.70mi	4/3.0 (-1)	2,700 (+8%)	0mo	$649,900	$241	46
5601 65th St	0.72mi	4/3.5 (-1)	2,718 (+9%)	1mo	$595,000	$219	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.45×
• Total profit: $276,287
• Equity at exit: $612,598

10-year hold

• IRR: 16.6%
• Equity multiple: 5.66×
• Total profit: $887,264
• Equity at exit: $1,321,090

Cash invested: $190,400 (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 72718

• Home prices YoY: 14.1%
• Active inventory: 111
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $3,725 high
• Mortgage (P&I): −$3,566
• Tax from tax record: −$523 /mo · $6,272/yr
• Insurance: −$283
• HOA: −$46
• Vacancy / Maint / Mgmt: −$782
• Net cashflow: $-1,475

Break-even live

Break-even rent $5,592

Max offer price $419,439

Occupancy floor —

Sensitivity live

Price	-10% $-1,090	-5% $-1,283	+0% $-1,475	+5% $-1,667	+10% $-1,860
Rent	-10% $-1,769	-5% $-1,622	+0% $-1,475	+5% $-1,328	+10% $-1,181
Rate	-1.0pp $-1,133	-0.5pp $-1,302	base $-1,475	+0.5pp $-1,651	+1.0pp $-1,830

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: $170,000
• Closing costs: $20,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6502 W Hearth Falls Dr Unit 1221804P Rogers, AR	4.0	2.5	2443	$6,688	$2.74	15d	1	0.76mi
6508 W Stone Lake Dr Unit 1221824P Rogers, AR	4.0	2.5	2271	$7,860	$3.46	15d	1	0.82mi
6505 S 50th St Rogers, AR	4.0	2.0	1630	$1,850	$1.13	15d	1	0.98mi
5313 S Stone Bay Ct Rogers, AR	4.0	3.0	2110	$3,300	$1.56	15d	1	1.04mi
6613 W Valley View Rd Rogers, AR	4.0	2.5	2475	$3,000	$1.21	24d	1	1.16mi
6683 W Valley View Rd Rogers, AR	4.0	2.5	2477	$3,500	$1.41	24d	1	1.20mi
507 Ashwood St Lowell, AR	5.0	3.5	2352	$2,395	$1.02	14d	1	1.29mi
4608 W Quelinda Dr Rogers, AR	4.0	3.0	2859	$3,000	$1.05	24d	1	1.42mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: watergas

Listing history 12 events

1. 2026-06-14
   statusdays on market $680,000 Pending 28 DOM
2. 2026-06-10
   days on market $680,000 Active 26 DOM
3. 2026-06-09
   days on market $680,000 Active 25 DOM
4. 2026-06-08
   days on market $680,000 Active 24 DOM
5. 2026-06-07
   days on market $680,000 Active 23 DOM
6. 2026-06-05
   days on market $680,000 Active 20 DOM
7. 2026-06-03
   days on market $680,000 Active 19 DOM
8. 2026-06-02
   days on market $680,000 Active 18 DOM
9. 2026-06-01
   days on market $680,000 Active 17 DOM
10. 2026-05-31
    days on market $680,000 Active 16 DOM
11. 2026-05-31
    remarks 693-char remark
12. 2026-05-31
    listed $680,000 Active 15 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: $6,272 · $523/mo
• Projected year-2 tax: $6,272 · $523/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 4/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,704
• − Mortgage interest: −$38,091
• − Property taxes: −$6,272
• − Insurance: −$3,400
• − Repairs & maintenance: −$3,576
• − Management: −$3,576
• − HOA: −$552
• − Depreciation: −$19,782
• Taxable loss: −$30,545
• Est. tax savings @ 24.0%: +$7,331
• After-tax cash flow: $-10,369/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 — Cave Springs

• Score: 71/100
• State rank: #41
• US rank: #6981

Category grades

Amenities F Commute F Cost of living C- Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cave Springs, AR
• City population: 5,528
• Population (ZIP): 5,528

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 (69%)
• Race & ethnicity: White 69% Two or more races 25% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 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: ▲ 41.26%
• Current HPI: 334.6594
• Rent YoY: —
• Metro: —
• 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

+47.8% since first listed

12 events — show timeline

• 2026-05-29 Relisted — NWARMLS
• 2026-05-29 Price Changed $680,000 NWARMLS
• 2026-05-23 Delisted — NWARMLS
• 2026-05-08 Listed $685,000 NWARMLS
• 2024-12-04 Sold (Public Records) $630,000 Public Records
• 2024-11-22 Sold (MLS) $630,000 NWARMLS
• 2024-10-28 Pending — NWARMLS
• 2024-10-25 Price Changed $640,000 NWARMLS
• 2024-10-11 Listed $649,900 NWARMLS
• 2021-08-03 Sold (Public Records) $450,000 Public Records
• 2021-08-03 Sold (MLS) $450,000 NWARMLS
• 2021-06-17 Listed $460,000 NWARMLS

Property tax history

+53.7%/yr

Latest (2025): $6,272 · +54.8% YoY. Source: county tax records.