5 Ettington Ln · Bella Vista, AR 72714

$315,000

3 bd · 2.0 ba · 1,270 sqft · SingleFamily public records · 156 Days on market

Built 2018 0.33 ac lot Est $264k · 19% over $40/mo HOA · 2% 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).

• Cash flow +9.8/30.0
• 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 +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Super cute brand new home with 3 bedrooms/2 baths with tall ceilings and backs up to beautiful trees! Great home for first time home buyers - great quality throughout. Gorgeous Vinyl plank (looks like wood) floors throughout, granite counters, double closets in master. .. Large deck off back to take in the serene view. 1 Year Builders warranty comes with home - great location close to Bentonville. Come check out this fabulous new construction before its too late. Ready to move in! Welcome Home!

Key facts

• Bentonville schools
• Back deck
• Cul-de-sac

Tags

• CUL-DE-SAC
• VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• BACK DECK
• BENTONVILLE SCHOOLS

Property features AI

Finance

• HOA & community: BV POA with a $40 monthly association fee; Community amenities include biking trails, clubhouse, dock, fitness center, golf, playground, park, recreation area, sauna, tennis courts, pool, and trails/paths

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Brick and vinyl siding exterior; Architectural shingle roof; Slab foundation; Residential zoning; Located on a cul-de-sac in a landscaped, wooded subdivision; Close to clubhouse; Public, paved road frontage
• Construction: Brick and vinyl siding construction; Architectural shingle roof; Slab foundation; Resale home (built within the last 25 years)
• Exterior features: Concrete driveway; Deck; Pool (community); Community spa; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Microwave hood fan; Disposal; Plumbed for ice maker; Granite countertops; Eat-in kitchen
• Bedrooms: Split bedroom layout
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Attic; Ceiling fans; Cathedral ceilings; Eat-in kitchen; Granite counters; Programmable thermostat; Split bedroom floor plan; Storage; Walk-in closet(s); Window treatments; Double pane vinyl windows with 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 $315k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (31.7% below list).
• Recommended offer: $215k (31.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; 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

• In year one you build about $7k of equity ($2k loan paydown + $4k 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 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $165k; list at $315k implies a 91% gain — meaningful room to come down on a strong offer.

Recommended offer $215,153 (31.7% 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 156 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.72%
• DSCR: 0.88
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $264,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Ettington Ln	0.00mi	3/2.0	1,317 (+4%)	1mo	$299,000	$227	93
12 Sunderland Dr	0.14mi	3/2.0	1,446 (+14%)	7mo	$301,000	$208	65
32 Sunderland Dr	0.19mi	3/2.0	1,350 (+6%)	20mo	$265,000	$196	64
127 Rillington Dr	0.16mi	3/2.0	1,455 (+15%)	6mo	$285,000	$196	64
10 Slaggford Ln	0.42mi	3/2.0	1,176 (-7%)	13mo	$272,000	$231	57
8 Rettendon Ln	0.42mi	3/2.0	1,448 (+14%)	0mo	$285,000	$197	57
1 Constance Cir	0.71mi	3/2.0	1,302 (+2%)	10mo	$310,000	$238	54
12 Rettendon Ln	0.44mi	2/2.0 (-1)	1,115 (-12%)	4mo	$259,000	$232	51
4 Yates Dr	0.19mi	2/1.5 (-1)	1,132 (-11%)	21mo	$222,900	$197	48
15 Duxford Cir	0.73mi	2/2.0 (-1)	1,230 (-3%)	16mo	$245,000	$199	42
74 Witherby Dr	0.65mi	3/2.0	1,176 (-7%)	21mo	$255,000	$217	40
5 Witherby Ln	0.58mi	2/2.0 (-1)	1,098 (-14%)	7mo	$185,000	$168	39

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-984
• Equity at exit: $113,891

10-year hold

• IRR: 4.3%
• Equity multiple: 1.55×
• Total profit: $48,844
• Equity at exit: $156,393

Cash invested: $88,200 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,152 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$76 /mo · $914/yr
• Insurance: −$131
• HOA: −$40
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-200

Break-even live

Break-even rent $2,404

Max offer price $279,747

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-110	+0% $-200	+5% $-289	+10% $-378
Rent	-10% $-370	-5% $-285	+0% $-200	+5% $-115	+10% $-30
Rate	-1.0pp $-41	-0.5pp $-119	base $-200	+0.5pp $-281	+1.0pp $-364

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Sunderland Dr Bella Vista, AR	3.0	2.0	1650	$1,700	$1.03	25d	1	0.13mi
30 Lunsford Ln Unit 1241312P Bella Vista, AR	2.0	2.0	1119	$1,842	$1.65	16d	1	0.32mi
10 Granshire Dr Unit 1237423P Bella Vista, AR	3.0	2.0	1840	$3,703	$2.01	16d	1	0.75mi
14 Harrington Ln Unit 1241318P Bella Vista, AR	2.0	2.0	1044	$2,578	$2.47	15d	1	0.78mi
15 Mills Dr Bella Vista, AR	3.0	2.0	1844	$1,950	$1.06	16d	1	1.27mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 8 events

1. 2026-04-12
   status Pending
2. 2026-03-03
   price $315,000
3. 2026-01-14
   price $324,000
4. 2025-11-07
   listed $329,000 Active
5. 2019-01-15
   soldstatus $165,000 499-char remark

   Show marketing remark (499 chars)

   Super cute brand new home with 3 bedrooms/2 baths with tall ceilings and backs up to beautiful trees! Great home for first time home buyers - great quality throughout. Gorgeous Vinyl plank (looks like wood) floors throughout, granite counters, double closets in master. .. Large deck off back to take in the serene view. 1 Year Builders warranty comes with home - great location close to Bentonville. Come check out this fabulous new construction before its too late. Ready to move in! Welcome Home!

6. 2019-01-15
   soldstatus $165,000

   Show marketing remark (499 chars)

   Super cute brand new home with 3 bedrooms/2 baths with tall ceilings and backs up to beautiful trees! Great home for first time home buyers - great quality throughout. Gorgeous Vinyl plank (looks like wood) floors throughout, granite counters, double closets in master. .. Large deck off back to take in the serene view. 1 Year Builders warranty comes with home - great location close to Bentonville. Come check out this fabulous new construction before its too late. Ready to move in! Welcome Home!

7. 2018-11-19
   listed $165,000 499-char remark

   Show marketing remark (499 chars)

   Super cute brand new home with 3 bedrooms/2 baths with tall ceilings and backs up to beautiful trees! Great home for first time home buyers - great quality throughout. Gorgeous Vinyl plank (looks like wood) floors throughout, granite counters, double closets in master. .. Large deck off back to take in the serene view. 1 Year Builders warranty comes with home - great location close to Bentonville. Come check out this fabulous new construction before its too late. Ready to move in! Welcome Home!

8. 1986-08-13
   soldstatus $9,000

ⓘ 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: $914 · $76/mo
• Projected year-2 tax: $2,016 · $168/mo
• Expected delta: +$1,102/yr (+$92/mo · 120.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 21 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: $25,818
• − Mortgage interest: −$17,645
• − Property taxes: −$914
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − HOA: −$480
• − Depreciation: −$9,164
• Taxable loss: −$8,090
• Est. tax savings @ 24.0%: +$1,942
• After-tax cash flow: $-453/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

+3400.0% since first listed

8 events — show timeline

• 2026-04-12 Pending — NWARMLS
• 2026-03-03 Price Changed $315,000 NWARMLS
• 2026-01-14 Price Changed $324,000 NWARMLS
• 2025-11-07 Listed $329,000 NWARMLS
• 2019-01-15 Sold (Public Records) $165,000 Public Records
• 2019-01-15 Sold (MLS) $165,000 NWARMLS
• 2018-11-19 Listed $165,000 NWARMLS
• 1986-08-13 Sold (Public Records) $9,000 Public Records

Property tax history

+25.8%/yr

Latest (2025): $914 · -9.0% YoY. Source: county tax records.