35 Bedford Ln · Bella Vista, AR 72714

$335,000

3 bd · 2.0 ba · 1,563 sqft · SingleFamily public records · 18 Days on market

Built 2006 0.34 ac lot Est $344k · at est.

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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 +10.0/30.0
• ARV discount +8.7/15.0
• 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 +2.0/10.0

Listing remarks MLS

STEP INTO POTTERY BARN! ADORABLE & CHARMING NEWER HOME W/ BEAUTIFUL UPGRADES AND DECOR! GRANITE KITCHEN, DECORATOR VANITIES IN BATHS, 3BR, 2BA, SPLIT PLAN & FORMAL DINING. LARGE FENCED YARD, HUGE DECK IN QUIET BV AREA. ONE-OWNER HOME LOVINGLY CARED FOR!, REFRIGERATOR TO CONVEY.

Key facts

• Large back deck
• Laminate flooring
• Tile flooring

Tags

• NEW ROOF
• LAMINATE FLOORING
• TILE FLOORING
• LARGE BACK DECK
• WOODED VIEW

Property features AI

Finance

• HOA & community: Monthly association fee; Community has biking and trails/paths

Exterior

• Parking: Attached garage with garage door opener; 2 covered spaces
• Utilities: Electricity available; Propane
• Home design: Single-story; Aluminum siding and brick exterior; Asphalt shingle roof; Entry on main level; Facing direction not specified
• Construction: Built with aluminum siding and brick; Asphalt shingle roof; Crawlspace and slab foundation
• Exterior features: Concrete driveway; Deck; Privacy wood fencing; City lot; Landscaped yard; Sloped lot; Wooded

Interior

• Kitchen: Disposal; Microwave
• Flooring: Laminate; Simulated wood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Attic; Ceiling fan(s); Split bedroom layout; Storage; Walk-in closet(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-203 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (30.5% below list).
• Recommended offer: $233k (30.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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; 6 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 + $5k 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 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $132k; list at $335k implies a 154% gain — meaningful room to come down on a strong offer.

Recommended offer $232,933 (30.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.70% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $343,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Cranfield Dr	0.21mi	3/2.0	1,524 (-2%)	4mo	$339,325	$223	82
22 Dunstable Dr	0.26mi	3/2.0	1,634 (+4%)	5mo	$253,000	$155	76
17 S Kirby	0.09mi	3/2.0	1,750 (+12%)	3mo	$369,900	$211	73
9 Richmond Ln	0.10mi	3/2.0	1,361 (-13%)	4mo	$335,000	$246	70
12 Bobwith Ln	0.37mi	3/2.0	1,675 (+7%)	6mo	$384,900	$230	66
11 Thornaby Dr	0.61mi	3/2.0	1,615 (+3%)	0mo	$370,900	$230	66
5 Cranfield Dr	0.64mi	3/2.0	1,587 (+2%)	6mo	$342,500	$216	63
64 Cranfield Dr	0.21mi	2/2.0 (-1)	1,359 (-13%)	7mo	$200,000	$147	58
42 Cawood Dr	0.75mi	3/2.0	1,612 (+3%)	3mo	$339,950	$211	57
9 Blythe Cir	0.46mi	2/2.0 (-1)	1,703 (+9%)	7mo	$392,500	$230	53
25 Thornaby Dr	0.72mi	3/2.0	1,726 (+10%)	2mo	$379,900	$220	47
4 Ipswich Dr	0.68mi	3/2.0	1,352 (-14%)	7mo	$212,000	$157	40

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: -0.1%
• Equity multiple: 0.99×
• Total profit: $-472
• Equity at exit: $121,122

10-year hold

• IRR: 4.5%
• Equity multiple: 1.57×
• Total profit: $53,228
• Equity at exit: $166,322

Cash invested: $93,800 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,329 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$147 /mo · $1,767/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-203

Break-even live

Break-even rent $2,587

Max offer price $299,059

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-109	+0% $-203	+5% $-298	+10% $-393
Rent	-10% $-387	-5% $-295	+0% $-203	+5% $-111	+10% $-19
Rate	-1.0pp $-35	-0.5pp $-118	base $-203	+0.5pp $-290	+1.0pp $-379

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Sandy Ln Bella Vista, AR	3.0	2.0	1640	$1,950	$1.19	15d	1	0.33mi
16 Stretford Dr Bella Vista, AR	4.0	3.0	2182	$3,500	$1.60	15d	1	0.57mi
7 Ulverston Dr Bella Vista, AR	3.0	2.0	2000	$1,900	$0.95	15d	1	0.68mi
53 Skipton Dr Bella Vista, AR	4.0	2.0	1607	$2,600	$1.62	16d	1	0.70mi
12 Celtic Dr Bella Vista, AR	3.0	2.0	1716	$1,895	$1.10	45d	1	0.81mi
9 Bewdley Cir Bella Vista, AR	3.0	2.0	1104	$1,650	$1.49	15d	1	1.04mi

Listing history 13 events

1. 2026-06-22
   days on market $335,000 Active 18 DOM
2. 2026-06-18
   days on market $335,000 Active 15 DOM
3. 2026-06-17
   days on market $335,000 Active 14 DOM
4. 2026-06-16
   days on market $335,000 Active 13 DOM
5. 2026-06-15
   days on market $335,000 Active 12 DOM
6. 2026-06-14
   days on market $335,000 Active 10 DOM
7. 2026-06-10
   remarks 681-char remark
8. 2026-06-10
   days on market $335,000 Active 7 DOM
9. 2026-06-09
   days on market $335,000 Active 6 DOM
10. 2026-06-08
    days on market $335,000 Active 5 DOM
11. 2026-06-07
    days on market $335,000 Active 4 DOM
12. 2026-06-03
    remarks 214-char remark
13. 2026-06-03
    listed $335,000 Active 1 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: $1,767 · $147/mo
• Projected year-2 tax: $2,144 · $179/mo
• Expected delta: +$377/yr (+$31/mo · 21.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 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: $27,952
• − Mortgage interest: −$18,765
• − Property taxes: −$1,767
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,236
• − Management: −$2,236
• − Depreciation: −$9,745
• Taxable loss: −$8,473
• Est. tax savings @ 24.0%: +$2,034
• After-tax cash flow: $-408/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

+142.8% since first listed

4 events — show timeline

• 2026-06-02 Listed $335,000 NWARMLS
• 2012-10-03 Sold (Public Records) $132,000 Public Records
• 2012-10-02 Sold (MLS) $131,500 NWARMLS
• 2012-08-10 Listed $138,000 NWARMLS

Property tax history

+2.6%/yr

Latest (2025): $1,767 · +1.2% YoY. Source: county tax records.