RC Langford Plan · Highfill, AR 72713

$240,400

3 bd · 2.0 ba · 1,131 sqft · Townhouse · 413 Days on market

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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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Key facts

• Walk-in closet
• Open layout
• Private bathroom

Tags

• OPEN LAYOUT
• REAR PATIO
• PRIVATE BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Other: Inventory type: Plan
• Financial info: List price $240,400

Exterior

• Parking: 1 total parking space; 1 garage space
• Home design: New construction plan: RC Langford; Listing status: Active
• Exterior features: Address: NW 67th Ave, Bentonville

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1131

🏗️ New construction. The $240,400 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $223,938.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $-269 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (32.7% below list).
• Recommended offer: $162k (32.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.9% in Highfill — 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 (#97 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute 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: Rents flat; 690 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent is only 16% of the median local income ($120k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 413 days — a 12% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Recommended offer $161,851 (32.7% 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 413 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.72% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.15%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $223,938
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6506 NW Kathleen St	0.10mi	3/2.0	1,131 (0%)	3mo	$227,650	$201	93
6504 NW Kathleen St	0.09mi	3/2.0	1,131 (0%)	4mo	$223,000	$197	93
6610 NW Kathleen St	0.16mi	3/2.0	1,131 (0%)	3mo	$226,700	$200	90
110 NW 67th Ave	0.20mi	3/2.0	1,131 (0%)	1mo	$222,900	$197	90
6506 NW Gregory St	0.12mi	3/2.0	1,131 (0%)	6mo	$217,000	$192	89
6611 NW Kathleen St	0.17mi	3/2.0	1,131 (0%)	4mo	$209,500	$185	89
6608 NW Kathleen St	0.15mi	3/2.0	1,131 (0%)	5mo	$224,000	$198	88
108 NW 67th Ave	0.20mi	3/2.0	1,131 (0%)	3mo	$230,000	$203	88
6504 NW Gregory St	0.12mi	3/2.0	1,131 (0%)	8mo	$217,000	$192	88
6510 NW Gregory St	0.14mi	3/2.0	1,131 (0%)	8mo	$233,250	$206	87
6609 NW Kathleen St	0.16mi	3/2.0	1,131 (0%)	6mo	$223,450	$198	87
6508 NW Gregory St	0.13mi	3/2.0	1,131 (0%)	8mo	$238,800	$211	87

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 · 0.39% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.61×
• Total profit: $100,714
• Equity at exit: $201,741

10-year hold

• IRR: 17.7%
• Equity multiple: 5.83×
• Total profit: $302,565
• Equity at exit: $435,062

Cash invested: $62,703 (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 72713

• Home prices YoY: 3.5%
• Rents YoY: 0.4%
• Active inventory: 690
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$1,174
• Tax est. 1.5%: −$280 /mo · $3,359/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-269

Break-even live

Break-even rent $1,959

Max offer price $185,019

Occupancy floor —

Sensitivity live

Price	-10% $-114	-5% $-192	+0% $-269	+5% $-346	+10% $-424
Rent	-10% $-397	-5% $-333	+0% $-269	+5% $-205	+10% $-141
Rate	-1.0pp $-156	-0.5pp $-212	base $-269	+0.5pp $-327	+1.0pp $-386

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: $55,984
• Closing costs: $6,718
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 NW 63rd Ave Bentonville, AR	2.0–4.0	2.0	1116	$1,610	$1.44	14d	19	0.06mi
6307 NW Kathleen St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	24d	1	0.07mi
6500 NW Kathleen St Bentonville, AR	3.0	2.0	1250	$1,450	$1.16	24d	1	0.09mi
6502 NW Kathleen St Bentonville, AR	3.0	2.0	1250	$1,495	$1.20	24d	1	0.10mi
6503 NW Kathleen St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	24d	1	0.11mi
210 NW 67th Ave Bentonville, AR	4.0	2.0	1454	$1,595	$1.10	14d	1	0.25mi
6608 NW Vandergriff St Highfill, AR	4.0	2.0	1454	$1,595	$1.10	14d	1	0.26mi
6605 NW Vandergriff St Bentonville, AR	4.0	2.0	1454	$1,595	$1.10	14d	1	0.28mi
313 NW 65th Ave Bentonville, AR	3.0	2.0	1250	$1,450	$1.16	24d	1	0.29mi
6600 NW Altus St Highfill, AR	4.0	2.0	1454	$1,595	$1.10	14d	1	0.30mi
6603 NW Altus St Bentonville, AR	3.0	2.0	1251	$1,495	$1.20	24d	1	0.32mi
6607 NW Altus St Bentonville, AR	3.0	2.0	1256	$1,450	$1.15	24d	1	0.33mi
6619 NW Altus St Bentonville, AR	3.0	2.0	1256	$1,495	$1.19	24d	1	0.34mi
6005 NW Hoover St Bentonville, AR	4.0	2.0	1433	$1,595	$1.11	14d	1	0.51mi
500 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	21d	1	0.66mi
500 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,445	$1.11	14d	8	0.66mi
6810 NW Trevy St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	14d	1	0.67mi
523 NW 68th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	14d	1	0.71mi
521 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	24d	1	0.71mi
523 NW 69th Ave Highfill, AR	3.0	2.0	1300	$1,495	$1.15	14d	1	0.72mi
525 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	14d	1	0.72mi
500 NW 69th Ave Unit 6812 Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	21d	1	0.73mi
500 NW 69th Ave Unit 6810 Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	24d	1	0.73mi
511 NW 68th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	21d	1	0.75mi
535 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	21d	1	0.75mi
613 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	14d	1	0.80mi
615 NW 69th Ave Highfill, AR	3.0	2.0	1300	$1,450	$1.12	24d	1	0.81mi
617 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,450	$1.12	24d	1	0.81mi
6103 NW McClellen St Bentonville, AR	4.0	2.0	1433	$1,795	$1.25	24d	1	0.82mi
6807 NW Toby St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	14d	1	0.83mi
6813 NW Toby St Bentonville, AR	3.0	2.0	1300	$1,495	$1.15	14d	1	0.86mi
632 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	24d	1	0.87mi
514 NW 69th Ave Bentonville, AR	3.0	2.0	1300	$1,395	$1.07	24d	1	0.90mi
864 NW Evans Cir Bentonville, AR	4.0	2.0	1497	$1,650	$1.10	24d	1	0.94mi
817 NW 67th Ave Bentonville, AR	3.0	2.0	1311	$1,595	$1.22	24d	1	1.02mi
7806 SW Aviator Ave Bentonville, AR	1.0–3.0	1.0–2.0	1009	$1,550	$1.54	14d	19	1.39mi
7806 SW Blue Jay Ln Bentonville, AR	1.0–2.0	1.0–2.0	850	$1,215	$1.43	14d	6	1.39mi

Listing history 14 events

1. 2026-06-18
   days on market $240,400 Active 413 DOM
2. 2026-06-17
   days on market $240,400 Active 412 DOM
3. 2026-06-15
   days on market $240,400 Active 410 DOM
4. 2026-06-14
   days on market $240,400 Active 408 DOM
5. 2026-06-10
   days on market $240,400 Active 405 DOM
6. 2026-06-09
   days on market $240,400 Active 404 DOM
7. 2026-06-08
   days on market $240,400 Active 403 DOM
8. 2026-06-07
   days on market $240,400 Active 402 DOM
9. 2026-06-05
   days on market $240,400 Active 399 DOM
10. 2026-06-03
    days on market $240,400 Active 398 DOM
11. 2026-06-02
    days on market $240,400 Active 397 DOM
12. 2026-06-01
    days on market $240,400 Active 396 DOM
13. 2026-05-31
    days on market $240,400 Active 395 DOM
14. 2026-05-31
    days on market $240,400 Active 394 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,422
• − Mortgage interest: −$12,544
• − Property taxes: −$3,359
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$6,515
• Taxable loss: −$7,223
• Est. tax savings @ 24.0%: +$1,733
• After-tax cash flow: $-1,494/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 — Highfill

• Score: 67/100
• State rank: #97
• US rank: #10302

Category grades

Amenities F Commute F Cost of living A+ 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: Highfill, AR
• County: Benton County · 259,241 people
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 28,999
• Household income: $119,853
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 508.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 54% Asian 20% Two or more races 16% Hispanic / Latino 11% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Asian/Pacific 8% Spanish 6% Other Indo-European 5%

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: ▲ 10.77%
• Current HPI: 319.3081
• Rent YoY: ▲ 0.39%
• 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