405 NW Grist Ml · Bentonville, AR 72712

$605,000

4 bd · 3.0 ba · 2,262 sqft · SingleFamily · 3 Days on market

Built 1997 1.03 ac lot Est $570k · 6% over $6/mo HOA

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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).

• Cash flow +11.7/30.0
• Schools +5.2/10.0
• ARV discount +4.7/15.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

RARE opportunity to own the only triple-lot property in the neighborhood, offering an exceptional 1.03 acres in the heart of Bentonville! This 4-bedroom, 3-bath home is ideally located just minutes from Downtown Bentonville and adjacent to the world-class Coler Mountain Bike Preserve, providing the perfect blend of convenience, outdoor adventure, and privacy. Recent updates include a new outdoor unit A/C unit (2026), Water Heater (2026), the kitchen has recently been painted along with refreshed cabinetry, a newer roof (2019), and an updated fireplace with beautiful tile surround (2021). The climate-controlled garage adds year-round functionality, while the backyard storage shed offers addi

Key facts

• Triple-lot property
• Downtown bentonville
• Refreshed cabinetry

Tags

• TRIPLE-LOT PROPERTY
• 1.03 ACRES
• DOWNTOWN BENTONVILLE
• COLER MOUNTAIN BIKE PRESERVE
• OUTDOOR UNIT A/C
• REFRESHED CABINETRY

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $605k.

Deal economics

• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $579k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $507k (16.2% below list).
• Recommended offer: $507k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.6% in Bentonville — 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 83/100 on livability (#2 in AR, #864 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: 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: Rents rising fast (+4.4%/yr); 745 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $5,070/mo this rent would consume 55% of the median local household income ($111k/yr) (locally 932% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $506,955 (16.2% 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 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?
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: 0.84% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.29%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $570,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 NW Saddlebrook Dr	0.29mi	4/2.0	2,263 (0%)	21mo	$510,000	$225	65
1004 Robin Haven Dr	0.44mi	4/2.5	2,115 (-6%)	5mo	$647,500	$306	63
1402 11th St	0.49mi	3/2.5 (-1)	2,363 (+4%)	1mo	$500,000	$212	62
525 NW J St	0.22mi	4/3.0	2,060 (-9%)	19mo	$780,000	$379	60
1203 NW 11th St	0.47mi	3/3.0 (-1)	2,213 (-2%)	19mo	$450,000	$203	54
810 NW 7th St	0.46mi	3/2.0 (-1)	2,052 (-9%)	1mo	$815,000	$397	54
1801 Mustang Ave	0.35mi	3/2.0 (-1)	2,054 (-9%)	9mo	$525,000	$256	52
305 NW Palomino St	0.40mi	3/2.0 (-1)	1,963 (-13%)	3mo	$475,000	$242	48
2605 6th St	0.73mi	4/2.0	2,100 (-7%)	3mo	$530,000	$252	48
102 Fox Glove Ln	0.42mi	5/2.5 (+1)	2,590 (+14%)	7mo	$630,000	$243	43
410 SW O St	0.53mi	3/2.0 (-1)	2,076 (-8%)	19mo	$475,000	$229	37
1811 El Contento Cir	0.62mi	3/2.5 (-1)	2,575 (+14%)	8mo	$880,000	$342	34

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

Projected returns pro-forma

-3.0% appreciation · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-102,364
• Equity at exit: $90,207

10-year hold

• IRR: -6.4%
• Equity multiple: 0.57×
• Total profit: $-73,399
• Equity at exit: $52,309

Cash invested: $169,400 (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 72712

• Home prices YoY: -15.5%
• Rents YoY: 4.4%
• Active inventory: 745
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $5,070 high
• Mortgage (P&I): −$3,173
• Tax est. 1.5%: −$756 /mo · $9,075/yr
• Insurance: −$252
• HOA: −$6
• Vacancy / Maint / Mgmt: −$1,065
• Net cashflow: $-182

Break-even live

Break-even rent $5,300

Max offer price $578,654

Occupancy floor 99%

Sensitivity live

Price	-10% $236	-5% $27	+0% $-182	+5% $-391	+10% $-600
Rent	-10% $-583	-5% $-382	+0% $-182	+5% $18	+10% $218
Rate	-1.0pp $123	-0.5pp $-28	base $-182	+0.5pp $-339	+1.0pp $-498

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: $151,250
• Closing costs: $18,150
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Coachlight Dr Unit 1221882P Bentonville, AR	4.0	2.0	1926	$5,773	$3.00	16d	1	0.14mi
705 NW J St Unit 1221874P Bentonville, AR	4.0	3.0	2346	$6,824	$2.91	15d	1	0.29mi
1802 NW Mustang Ave Unit 1241310P Bentonville, AR	4.0	3.0	1991	$3,625	$1.82	23d	1	0.37mi
107 NW Winfield Ln Bentonville, AR	3.0	2.0	2044	$2,695	$1.32	25d	1	0.49mi
2505 NW 6th St Unit 1221892P Bentonville, AR	4.0	2.0	2938	$4,627	$1.57	16d	1	0.69mi
414 NW Retreat Ln Unit 1221809P Bentonville, AR	3.0	2.5	1743	$6,267	$3.60	16d	1	0.70mi
406 NW Retreat Ln Bentonville, AR	3.0	2.5	1750	$4,400	$2.51	25d	1	0.70mi
649 SW 2nd St Bentonville, AR	4.0	3.0	2176	$4,700	$2.16	25d	1	0.79mi
404 NW 4th St Unit 1221855P Bentonville, AR	5.0	4.5	3347	$15,227	$4.55	25d	1	0.84mi
103 SW E St Unit 1221849P Bentonville, AR	4.0	3.0	2454	$10,431	$4.25	25d	1	0.86mi
2318 SW Clover Ct Unit 1221889P Bentonville, AR	4.0	2.5	2551	$8,354	$3.27	23d	1	0.91mi
242 SW D St Bentonville, AR	4.0	4.5	3168	$7,500	$2.37	25d	1	0.95mi
604 NW B St Unit 1221860P Bentonville, AR	3.0	2.0	2271	$8,542	$3.76	23d	1	0.95mi
501 SW Duke Ave Unit 1221919P Bentonville, AR	3.0	2.0	1722	$4,245	$2.47	16d	1	0.97mi
442 SW Glover St Bentonville, AR	3.0	2.5	1893	$5,000	$2.64	25d	1	0.98mi
4 Jonquilla Way Unit B Bentonville, AR	4.0	2.5	1716	$1,900	$1.11	25d	1	1.00mi
342 SW D St Bentonville, AR	3.0	2.5	1660	$1,995	$1.20	25d	1	1.01mi
1515 NW Bell Royal Ct Unit 1314699P Bentonville, AR	4.0	2.5	2303	$4,422	$1.92	23d	1	1.03mi
1517 NW Bell Royal Ct Unit 1297037P Bentonville, AR	4.0	2.5	2303	$4,313	$1.87	23d	1	1.04mi
210 NW 9th St Unit 1 Bentonville, AR	3.0	3.5	2146	$4,150	$1.93	25d	1	1.04mi
208 NW 9th St Unit 1 Bentonville, AR	3.0	3.5	2147	$4,150	$1.93	23d	1	1.05mi
109 NW Ozark Way Unit 1221875P Bentonville, AR	4.0	3.0	2055	$9,114	$4.44	23d	1	1.06mi
444 SW B St Bentonville, AR	3.0	2.5	1608	$2,550	$1.59	25d	1	1.15mi
524 SE C St Unit 1221941P Bentonville, AR	3.0	2.5	2303	$5,212	$2.26	23d	1	1.45mi

HOA detail

• Monthly dues: $6 · $72/yr
• Likely covers: water

Listing history 2 events

1. 2026-06-22
   remarks 699-char remark
2. 2026-06-22
   listed $605,000 Active 3 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: $60,835
• − Mortgage interest: −$33,889
• − Property taxes: −$9,075
• − Insurance: −$3,025
• − Repairs & maintenance: −$4,867
• − Management: −$4,867
• − HOA: −$72
• − Depreciation: −$17,600
• Taxable loss: −$12,560
• Est. tax savings @ 24.0%: +$3,014
• After-tax cash flow: $830/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 — Bentonville

• Score: 83/100
• State rank: #2
• US rank: #864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bentonville, AR
• County: Benton County · 259,241 people
• City population: 67,689
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 38,690
• Household income: $110,514
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 932.0

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 0.55)
• Race & ethnicity: White 66% Two or more races 17% Hispanic / Latino 10% Asian 6% Black 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 6% Other Asian/Pacific 2% Other Indo-European 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: ▼ -66.76%
• Current HPI: 365.1641
• Rent YoY: ▲ 4.39%
• 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