21414 Ridgeview Dr · Lost Bridge Village, AR 72732

$275,000

3 bd · 1.5 ba · 1,216 sqft · SingleFamily public records · 56 Days on market

Built 1986 7,405 sqft lot Est $325k · 15% under $13/mo HOA

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked atop a scenic ridge in Lost Bridge Village, this 3-bedroom, 2-bath home offers an opportunity to re--imagine a truly one-of-a-kind property. Set on a compact, yet desirable home site with incredible view potential, this 1,216 sq ft single-level ranch features a 2-car attached garage and a setting that invites creativity and vision. Originally constructed as a log cabin, the home has been uniquely expanded with a fully enclosed, framed exterior structure. .. creating a distinctive layered design, and a relaxing sun room that spans across the back of the house. This encapsulated layout offers a blank canvas for those looking to restore, renovate, or completely transform the space into

Key facts

• Relaxing sun room
• 7,405 sq ft lot
• Garage

Tags

• INCREDIBLE VIEW POTENTIAL
• FULLY ENCLOSED STRUCTURE
• DISTINCTIVE LAYERED DESIGN
• RELAXING SUN ROOM
• SELECTIVE TREE CLEARING
• SECOND-STORY ADDITION

Property features AI

Finance

• HOA & community: Part of Lost Bridge Village Community Association; Association fee $160 annually; Association management included; Community amenities: clubhouse, playground, recreation area, tennis courts, pool

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Residential zoning; Crawlspace foundation
• Construction: Asphalt shingle roof; Construction details: see remarks; Built with crawlspace foundation
• Exterior features: Covered porch; Concrete driveway; Storage structure; Community pool; Hot tub/Spa (on-site); Beaver Lake view; Level lot; Located on a cul-de-sac; Outside city limits; Part of a subdivision; Paved public road frontage; Scenic views

Interior

• Kitchen: Electric range; Refrigerator; Eat-in kitchen
• Bedrooms: Bedrooms located on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (heat pump); Central electric cooling
• Interior features: Ceiling fans; Hot tub/Spa; Wood burning stove; Living room fireplace (wood burning)
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 4.6% in Lost Bridge Village — 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 57/100 on livability (#348 in AR) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B+, employment B; Watch: cost of living C-, schools F, amenities F.
• Rogers School District (urban): math 45% / reading 45% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 130 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $21k appreciation (7.6% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $275k implies a 358% gain — meaningful room to come down on a strong offer.

Recommended offer $266,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 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?
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: 1.73% ✓
• Cap rate: 15.48%
• Cash-on-cash: 32.81%
• DSCR: 2.46
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $324,672
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21293 Ridgeview Dr	0.27mi	3/2.0	1,395 (+15%)	21mo	$400,000	$287	44
11823 Dogwood Dr	0.55mi	3/2.0	1,346 (+11%)	20mo	$293,000	$218	38
21271 Maple Dr	0.74mi	4/3.0 (+1)	1,368 (+12%)	9mo	$365,000	$267	26

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

Projected returns pro-forma

7.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.8%
• Equity multiple: 4.12×
• Total profit: $240,423
• Equity at exit: $201,624

10-year hold

• IRR: 41.4%
• Equity multiple: 8.76×
• Total profit: $597,699
• Equity at exit: $393,452

Cash invested: $77,000 (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 72732

• Home prices YoY: 2.1%
• Active inventory: 130
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $4,755 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$115
• HOA: −$13
• Vacancy / Maint / Mgmt: −$999
• Net cashflow: $2,105

Break-even live

Break-even rent $2,091

Max offer price $275,000

Occupancy floor 51%

Sensitivity live

Price	-10% $2,261	-5% $2,183	+0% $2,105	+5% $2,027	+10% $1,950
Rent	-10% $1,730	-5% $1,917	+0% $2,105	+5% $2,293	+10% $2,481
Rate	-1.0pp $2,244	-0.5pp $2,175	base $2,105	+0.5pp $2,034	+1.0pp $1,961

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11889 White Oak Dr Unit 1221899P Garfield, AR	3.0	2.0	1280	$5,605	$4.38	45d	1	0.45mi
10800 Red Bluff Rd Garfield, AR	2.0	2.0	1500	$2,250	$1.50	24d	1	1.13mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 8 events

1. 2026-06-05
   status $275,000 Pending 56 DOM
2. 2026-06-03
   days on market $275,000 Active 56 DOM
3. 2026-06-02
   days on market $275,000 Active 55 DOM
4. 2026-06-01
   days on market $275,000 Active 54 DOM
5. 2026-05-31
   days on market $275,000 Active 53 DOM
6. 2026-05-31
   days on market $275,000 Active 52 DOM
7. 2026-04-08
   listed $275,000 Active
8. 1994-01-05
   soldstatus $60,000

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $1,760 · $147/mo
• Expected delta: +$778/yr (+$65/mo · 79.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 22 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: $57,065
• − Mortgage interest: −$15,404
• − Property taxes: −$982
• − Insurance: −$1,375
• − Repairs & maintenance: −$4,565
• − Management: −$4,565
• − HOA: −$156
• − Depreciation: −$8,000
• Taxable income: $22,017
• Est. tax owed @ 24.0%: −$5,284
• After-tax cash flow: $19,979/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: Rogers School District
• NCES district ID: 0511970
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $51,712
• Composite: 38.81/100
• National rank: #4113
• State rank: #31 of 238 in AR

Livability — Lost Bridge Village

• Score: 57/100
• State rank: #348
• US rank: #21912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lost Bridge Village, AR
• Population (ZIP): 5,493

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 0.56)
• Race & ethnicity: White 65% Two or more races 27% Hispanic / Latino 11% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Danish 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 7.61%
• Current HPI: 368.3932
• 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

+358.3% since first listed

2 events — show timeline

• 2026-04-08 Listed $275,000 NWARMLS
• 1994-01-05 Sold (Public Records) $60,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $982 · -8.7% YoY. Source: county tax records.